The Biggest Purchase of Your Life Deserves a Certified Master Inspector®

You only get one shot at the inspection. Across Portland Metro and SW Washington, Russ Motyko brings 12 years of contractor experience and the highest credential in home inspection to every job. No checklists. No upsells. Just the real story of the house you're about to buy.

Russ Motyko, Certified Master Inspector, performing a home inspection in the Portland metro
2,400+
Inspections in Oregon & Washington
5.0
Google & Yelp Rating

Portland Houses Have Patterns. I Know Them Well.

A Portland Metro home representative of the housing stock Russ inspects
Portland Metro & SW Washington

Portland and Vancouver homes are not generic. The 1920s craftsman in NE Portland has different bones than the 1970s split-level in Beaverton, and both of them are nothing like a 2024 build in Happy Valley or Ridgefield. Each era and each county has its own quirks, its own failure points, and its own seasonal stress patterns. A real inspection accounts for all of it.

I have 10 years inspecting these homes and 12 years before that as a working contractor. My specialty was difficult and high-end framing, but I have replaced roofs, run wiring, set tile, poured concrete, waterproofed showers, hung drywall, set doors, and installed siding and windows. That background lets me read a house the way a builder does, and spot what they got wrong.

Pacific Northwest rain, clay soils, and seasonal radon swings push problems to the surface that a generalist or out-of-area inspector walks right past. I look at every system in context: how the roof drains in October, how the crawlspace breathes in February, how a 1990s panel ages in a 2026 power load. The report you get reflects all of that.

I hold Certified Master Inspector® certification (top 3% of the industry), Oregon OCHI license #1898, and Washington DOL license #1856. Free thermal imaging on every inspection.

Portland Metro & SW Washington Housing Market

$555,859
Median sale price
31 days
Median days on market
2,262
Homes sold last month
5,850
Homes for sale now
Live Market Data · Updated March 2026
Source: Redfin Data Center

Every System. Every Accessible Component.

Most inspections in Portland and Vancouver run 2.5 to 4 hours. We physically enter attics and crawlspaces. We operate every system we can safely access. Nothing gets a check mark without being checked.

Roof & Exterior

  • Roofing material condition & remaining life
  • Flashing, gutters & downspouts
  • Moss, algae & trapped moisture
  • Siding, trim, caulking & paint
  • Grading & drainage away from foundation

Electrical

  • Main panel & sub-panels
  • Federal Pacific & Zinsco panel ID
  • GFCI & AFCI protection gaps
  • Aluminum branch circuit wiring
  • Outlets, switches & fixtures

Plumbing

  • Galvanized, CPVC & copper pipe ID
  • Water heater age, condition & safety
  • Supply lines, fixtures & drains
  • Polybutylene identification
  • Water pressure check

HVAC

  • Furnace age & heat exchanger
  • Heat pumps & central AC
  • Ductwork & air distribution
  • Combustion air & exhaust venting
  • Thermostat operation

Foundation & Structure

  • Foundation type, cracks & settlement
  • Crawlspace moisture & vapor barriers
  • Structural framing & floor systems
  • Basement water intrusion
  • Clay soil movement signs

Interior

  • Walls, ceilings & floors
  • Windows, doors & hardware
  • Attic insulation & ventilation
  • Built-in appliances
  • Garage doors & safety sensors

Life Safety

  • Smoke & CO detector placement
  • Handrails, guardrails & stairs
  • Egress windows in sleeping rooms
  • Fireplace & chimney condition
  • Garage-to-living fire separation

Thermal Imaging

  • Hidden moisture behind walls
  • Missing or compressed insulation
  • Electrical hot spots & overloads
  • HVAC duct leaks & airflow loss
  • Attic condensation patterns
100+
Items evaluated on every inspection Oregon OAR 812-008 and Washington WAC 308-408C standards, and beyond. Every finding documented with photos, severity rating, and plain-language explanation. No surprises after closing.
Book Now →

What Portland Metro & SW Washington Homes Are Known For

10+ years of inspecting these homes means I know exactly where they hide problems. Issues a generalist or out-of-area inspector walks right past.

Moisture & Mold

Portland gets 40+ inches of rain a year. Vancouver isn't far behind. Moisture is the region's number one finding, and it hides in places buyers never think to look.

  • Crawlspace moisture & vapor barriers
  • Attic condensation from poor ventilation
  • Hidden moisture behind walls (thermal camera)
  • Roof moss trapping water against shingles
  • Foundation grading & surface drainage

Electrical Hazards

The Portland metro's pre-1990 housing stock has electrical systems that were code-compliant when installed and are now known fire and shock risks.

  • Federal Pacific Stab-Lok panels (fire risk)
  • Aluminum branch circuit wiring
  • Knob-and-tube in pre-1950s homes
  • Missing GFCI protection in wet areas
  • Undersized panels for modern loads

Foundations & Soils

Heavy clay soils across the Willamette Valley expand in winter and shrink in summer. That movement shows up as foundation stress, slow at first, then suddenly.

  • Clay soil settlement & lateral movement
  • Stair-step cracking in masonry foundations
  • Underground oil tank indicators (pre-1980)
  • Basement water intrusion patterns
  • Seismic anchoring of structure & water heater

Radon & Air Quality

Clackamas County is EPA Radon Zone 1. Multnomah, Washington, and Clark counties have homes that test high too. The only way to know your level is to test the home you're buying.

  • 48-hour continuous radon test ($150 add-on)
  • Mitigation system inspection (passive & active)
  • Visible mold & moisture-related growth
  • Dryer & bathroom exhaust termination
  • Combustion appliance venting safety

Aging Plumbing

Much of Portland's 1960 to 1990 housing stock has plumbing at or near end of life. Catching this early puts buyers in a strong negotiating position.

  • Galvanized steel pipes (50-year life)
  • CPVC brittleness in 1980s and 90s homes
  • Polybutylene pipe (recall-level failure rate)
  • Water heater age vs. service life
  • Slow drains pointing to aging cast iron

New Construction Defects

Buying new doesn't mean buying defect-free. New builds across Happy Valley, Hillsboro, Ridgefield, and Camas regularly fail in the same predictable places.

  • Grading that drains toward the foundation
  • HVAC ductwork sealed poorly or undersized
  • Flashing errors at windows & doors
  • Insulation gaps & ventilation defects
  • Untested radon mitigation systems
Included on every inspection — no extra charge

Free Thermal Imaging.
Other Inspectors Charge $100–$250.

An infrared camera sees what the eye can't. Moisture behind drywall, missing insulation, overloaded circuits. In a wet climate like ours, thermal imaging isn't a luxury add-on. It's table stakes.

Hidden moisture behind walls and ceilings
Missing or compressed insulation
Electrical hot spots and overloaded circuits
HVAC duct leaks and airflow dead zones
Learn More About Thermal Imaging →
Infrared thermal imaging camera in use Thermal imaging scan of a home Infrared camera detecting moisture Thermal imaging inspection

A Report You Can Actually Use.

Your report should be clear enough to read on a first pass and detailed enough to share with a contractor or your agent. Here's what every inspection report includes.

Plain-Language Findings

Every item written for a first-time buyer, not a contractor. You'll know what it means, why it matters, and what to do next.

Photos & Video on Every Significant Finding

Visual documentation of every issue, in context. Easy to share with a contractor, your agent, or family helping you decide.

Severity-Rated Items

Safety hazards, major defects, maintenance items, and informational notes. Clearly separated so you know what to prioritize.

Unlimited Follow-Up

Questions after reading the report? Call, text, or email anytime. You're not on your own once the inspection is over.

See a Real Report

Browse a full sample inspection report. This is exactly what you'll get after your inspection, with the same format and same level of detail.

Sample home inspection report from Trusted Home Inspections
View Sample Report

What to Expect.

Most buyers in Portland and Vancouver have a 5- to 10-day inspection contingency. Here's how that plays out, start to finish.

1

Book the Inspection

Online or by phone, the day your offer is accepted. We can usually be on site within 48 hours.

2

Inspection Day

I work through the home for 2.5 to 4 hours. Plan to join for the last 30 to 45 minutes for an in-person walkthrough.

3

Same-Day Report

Digital report delivered through Spectora with photos, video, severity ratings, and plain language. Most reports go out the same day.

4

Make an Informed Decision

Now you know the home. What you do next is up to you and your agent. The point of the inspection is information, not pressure. Unlimited follow-up included.

Home Risk Quiz

Is Your Dream Home Hiding Significant Issues?

See Your Potential Home Through an Inspector's Eyes.

Transform your observations into a clear risk profile. In just two minutes, you will receive a breakdown of what a professional inspector would be concerned about based on what you saw.

2 minutes
Based on what you saw at the showing
No technical knowledge needed
Free Assessment
Begin Assessment

8 quick questions. No contact info required.

1 of 8
01

How old is the home?

You'll have the year built from the listing or the seller. Home age is the single biggest driver of inspection risk.

02

What did the roof look like from the street?

Look for curling shingles, dark patches, missing granules, or visible moss. A good look at the roof from the ground can tell you more than you'd think.

03

Did you notice any musty smell inside the home?

A musty or earthy odor is the most reliable clue buyers can detect about crawlspace moisture or mold — even without going under the house.

04

Did you see the electrical panel? What did it look like?

It's usually in a utility room, garage, or hallway. Federal Pacific (orange breakers) and Zinsco panels are known fire risks and still common in Portland-area homes from the 1960s to 1980s.

05

Did you notice any water stains on ceilings or walls?

Look near the corners of ceilings, under windows, and in bathrooms. Even old-looking stains matter — they show water has been in places it shouldn't be.

06

How did the overall condition of the home feel?

Trust your gut. A home that feels well-loved and maintained usually is. One that feels neglected almost always has deferred items hiding out of sight.

07

Did the home have a finished basement, addition, or garage conversion?

These are some of the most common places to find unpermitted work. A finished space isn't automatically a problem — but without permits, there's no record of whether it was done safely.

08

Where are you in your homeownership journey?

This helps us tailor your results to your situation.

What people say about Russ

Real reviews from clients across Portland Metro & SW Washington.

Simple, Flat-Rate Pricing

No hidden fees, no surprise add-ons. Thermal imaging is included on every inspection.

Starter Standalone Inspection
$395up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Roof & crawlspace
  • Detailed digital report
Book Now
Best Value Inspection + Radon + Mold
$740up to 1,000 sq ft
  • Full home inspection
  • Free thermal imaging
  • Detailed digital report
  • EPA-certified radon test
  • Mold air sampling & lab results
Book Now

See our full pricing page for all size ranges.

Common Questions

Buyers Ask

Have a specific question? Call (971) 202-1311. Russ answers his own phone.

View the full FAQ →
Pricing & Booking
How much does a buyer's inspection cost in Portland?
Inspections start at $395 for homes up to 1,000 sq ft and scale by square footage up to $795 for homes up to 5,000 sq ft. Most Portland and Vancouver homes land in the $545 to $625 range. Free thermal imaging is included at every price point. Full pricing →
When should I book the inspection?
Book the moment your offer is accepted. Most contingency windows in Portland and Vancouver run 5 to 10 days. The earlier you book, the more time you have to review the report, get contractor estimates, and work through findings with your agent before the deadline.
How fast can you get out to the property?
In most cases, within 24 to 48 hours. We work 7 days a week and keep the calendar open for buyers under contingency. Same-week bookings are normal.
Do you offer a military discount?
Yes. Trusted Home Inspections is veteran owned. We offer a 10% military discount for veterans, active duty, reservists, National Guard, and military families. Mention your service when you book. More details →
What areas do you serve?
Portland Metro and SW Washington within roughly 35 miles of Oregon City. That includes Portland, Beaverton, Hillsboro, Tigard, Lake Oswego, West Linn, Oregon City, Happy Valley, Milwaukie, Gresham, Troutdale, Damascus, Vancouver, Camas, and Ridgefield, plus the cities between them.
During the Inspection
Should I attend the inspection?
Yes. Plan to be there for the last 30 to 45 minutes. I work through the home on my own first, then walk you through findings in person. Seeing an issue in context is very different from reading about it later in the report.
How long does the inspection take?
2.5 to 4 hours depending on the size, age, and condition of the home. Larger homes and older homes take longer. Bigger lots with outbuildings add time. We don't rush.
Is thermal imaging really included?
Yes, every time, no surcharge. Most other inspectors charge $100 to $250 as an add-on. The infrared camera finds hidden moisture, missing insulation, electrical hot spots, and HVAC duct leaks the eye can't see. Thermal imaging details →
After the Inspection
When will I get my report?
Reports go through Spectora with high-res photos, severity ratings, and plain-language explanations. Most reports go out the same day. After delivery, call or text any time with questions. Unlimited follow-up is part of the service.
How does the report help me negotiate?
A detailed, credentialed report from a CMI gives your agent the documentation needed to ask for repairs, credits, or price adjustments with authority. The photos and video are hard to dispute. Your agent can decide which findings are worth negotiating and how to approach them. Negotiation guide →
What if the report finds a lot of issues?
Every inspection finds something. That's the point. What matters is the severity. Safety hazards and major system issues are different from maintenance items. I'll walk you through the findings and explain what's routine and what's a real concern. Your agent helps you decide what to do next.
Can I share the report with a contractor?
Yes, and you should. The report is fully digital and shareable. Sending it to a contractor during your contingency window lets you get repair estimates before you're locked in. That information is valuable when deciding whether to negotiate, walk, or proceed.
Special Situations
Do I need an inspection on a new construction home?
Yes. Municipal code inspections check minimum standards at specific phases. They don't evaluate the finished home. New builds across Happy Valley, Hillsboro, Ridgefield, and Camas regularly have grading defects, HVAC errors, flashing issues, and missing insulation. These are the builder's responsibility before closing, but only if you have a written report. We also offer an 11-month warranty inspection before the builder's one-year warranty expires.
Do I need radon testing?
Most of the Portland metro and Clark County sit in EPA Radon Zones 1 and 2. Clackamas County is Zone 1, the highest risk in the country. The only way to know your home's level is to test. Radon testing is $150 when added to your inspection. Standalone testing is $195. Learn about radon testing →
What is a Certified Master Inspector and why does it matter?
Certified Master Inspector (CMI) is the highest credential in the home inspection industry, held by the top 3% of inspectors. It requires a verified track record of completed inspections, continuing education, and peer review. Russ is one of a small group of CMIs serving Portland Metro and SW Washington. More about the CMI designation →
What if the seller won't make repairs?
That's a negotiation question your agent leads. Common moves include asking for a price reduction, requesting a credit at closing instead of repairs, or walking within the contingency. The report gives you and your agent the factual basis to choose any of those from a position of clarity, not guesswork.

Serving Portland Metro & Southwest Washington

Available 7 days a week within a ~35-mile radius of Portland. Not sure if we cover your area? Just call.

~35-mile radius from Portland
Available 7 days a week
Dual-licensed OR & WA
Oregon state-licensed home inspector seal
Oregon Certified OCHI Lic. #1898
Washington state-licensed home inspector seal
Washington Licensed DOL Lic. #1856

Multnomah County home inspections. Portland and the rest of Multnomah County are full of older housing stock, including 1920s craftsman bungalows in SE Portland, Pearl District lofts, and mid-century homes in NE Portland. Older homes mean knob-and-tube wiring, cast iron drains, and aging foundations. I’ve inspected hundreds of homes across Multnomah County and know exactly what to look for in each neighborhood.

Don’t see your city? We likely cover it.

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Serving Portland Metro & SW Washington. Available 7 days a week.

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